Puaola at Koa Ridge

Puaola is the newest home series at Koa Ridge, Castle & Cooke’s master-planned community in Central O‘ahu between Mililani and Waipi‘o. These are paired homes: each two-story building holds two residences side by side, sold as fee simple condominium units, with living areas of 1,063 or 1,207 square feet, a one-car enclosed garage, and yard areas assigned to each home.

Think of Puaola as the middle step on the Koa Ridge ladder. It gives you more house and more ground than the townhome neighborhoods — your own front door on the street, your own driveway, a back yard — without the price of a fully detached Nanea III home. You share one wall with one neighbor, and that is the trade.

Puaola is planned in two phases totaling approximately 114 homes. Phase I is 66 fee simple units in 33 two-story buildings on 5.414 acres. Each phase is a separate registered condominium project; Castle & Cooke has the right to merge them but is not obligated to.

Puaola at a Glance

The Floor Plans

Puaola keeps it simple: two models, each with a mirrored (“R”) version. Both are two-story, both put all three bedrooms upstairs, and both have a powder room on the main level so guests never need to go up.

Square Footage Beyond the Living Area

Garage and covered entries are in addition to the living area. Total area is what the home actually occupies. Figures are from the Phase I Developer’s Public Report.

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All figures in square feet and approximate. Net living area is measured from the interior surface of the perimeter walls; other documents and maps may show different figures because a different measurement method was used. Renderings, floor plans, features, and square footages are subject to change.

Pricing

Puaola homes are priced individually. Two homes on the same model can differ depending on lot position, yard size, orientation, and which options were built in. Here is where the first release stands, per Castle & Cooke’s published price list as of September 18, 2026:

First Release Price List

Homes shown as available on the developer’s price list as of September 18, 2026. All are fee simple. Mirrored AR and BR homes are listed under Model A and Model B.

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Castle & Cooke also runs incentives and promotional financing on select homes, and those offers change from release to release. We will send you the live list: current prices for every available home, what is already reserved, and which incentives apply right now.

What You Will Pay Monthly Beyond the Mortgage

• Association maintenance fee — Set per unit by common interest, so Model B homes pay somewhat more than Model A. Initial fees are difficult to estimate and tend to increase as a project ages. Ask us for the current figure on the home you are considering.
• Koa Ridge Owners Association assessment — A separate master-community assessment, in addition to your project’s maintenance fee. It covers, among other things, the shared landscape areas within Puaola, which the master association maintains.
• Water and sewer — Billed to your home by the association based on a sub-meter, not folded into the maintenance fee.
• Real property taxes — Currently assessed on the project as a whole; the City and County will assess each unit separately going forward.
• Your own unit insurance — The association insures the common elements. Insuring your unit, its limited common elements, and its contents is on you.

Get Current Pricing & Availability

What Comes Standard

Features vary by floor plan, phase, and release; not all features are available in all plans. The developer reserves the right to make design and material changes without notice. Confirm the specification sheet for the specific home you are considering.

The Owner-Occupancy Requirements

There are two separate layers here, and buyers tend to blur them. It is worth understanding both before you fall in love with a floor plan.

• The state owner-occupant law — Under Chapter 514B, at least fifty percent of the units in each phase are designated for owner-occupants — 33 of the 66 homes in Phase I. Buying one requires a notarized Owner-Occupant Affidavit committing you to live in the home as your principal residence for 365 consecutive days after closing, without renting, selling, or assigning it during that time. The affidavit cannot be signed by an attorney-in-fact, and violations carry statutory penalties.
• The developer’s deed covenant — Separately, on units the developer designates, the deed itself requires you to use the home as your primary residence for at least twelve months after the deed is recorded. That period is called the Occupancy Period.
• No transferring during that period — During the Occupancy Period you may not sell, lease, sublease, license, or otherwise part with possession of the home without Castle & Cooke’s prior written consent — which they may withhold for any reason or no reason at all.
• Developer repurchase option — If you break the occupancy covenant or transfer the home during the Occupancy Period, Castle & Cooke holds a first option to buy the home back at a designated price. If you have already transferred it, they can instead recover from you the money you received on that transfer.

Living There: Rules Worth Reading First

Puaola is a condominium even though each home has its own yard and driveway, so a declaration, bylaws, and house rules govern day-to-day life — on top of the Koa Ridge community covenants. These are the provisions buyers most often wish they had known earlier:

• You landscape your own yard — Unless it has already been permanently landscaped, you must start landscaping your front yard, back yard, and the planting strip along the street within three months of closing and finish within six, working from a landscape plan and plant list approved in writing by the board. Later changes need board approval too.
• You maintain what is assigned to you — Your yard areas, driveway, and walkway are yours to keep up. If you do not, the association can do the work and bill you for it.
• Interior changes are allowed — You may alter the inside of your home at your own expense as long as the change is not visible from outside and does not affect the building’s structure, subject to board approval. Exterior changes may also need the Koa Ridge Architectural Review Committee.
• Pets — Dogs, cats, and other household pets are allowed, capped at two animals per home (fish excepted). Pets can be kept in your home and yard; elsewhere in the project they must be leashed or carried.
• Leasing, once the occupancy requirements have run — Leases must be in writing with a minimum term of thirty days. Bed and breakfast use, timeshares, and boarding, lodging, or group living arrangements are prohibited.
• Parking — Your one-car garage and your assigned driveway area are yours. Be realistic about guests: Phase I has only two guest stalls for the entire project, and owners in Phase II have the right to use them as well.
• Mail — Mailboxes are at shared mail kiosks within the project, maintained by the association.

How the Buying Process Works

Owner-occupant homes at Puaola are released chronologically — first come, first served, in the order completed packets are received in person. There is no lottery. That rewards buyers who have everything ready before a release opens.

• Get pre-approved with a designated lender — Your packet must include a pre-approval letter from one of the project’s designated lenders: American Savings Bank, Bank of Hawai‘i, Central Pacific Bank, or First Hawaiian Bank. The pre-approval verifies income, credit, and funds to close. You are not obligated to close your loan with that lender.
• Complete the Owner-Occupant Affidavit Packet — The Reservation/Unit Preference Form listing your preferred homes, the pre-approval letter, the notarized affidavit (remote online notarization is accepted), and a $10,000 earnest money check payable to Title Guaranty Escrow Services. Originals only — photocopies and photos of the packet are not accepted.
• Submit the Broker Referral Form with it — If you want your own agent, the Broker Referral Form has to go in with your reservation form. None are accepted afterward.
• Select your home — If your preferred homes are gone you may choose from what is available or go on the back-up list. The only contingency accepted is mortgage financing — not the sale of your current home.
• Sign within three business days — Once you select a home, you must sign the Sales Agreement within three business days.
• Thirty-day cancellation window — Under Hawai‘i condominium law you have 30 days from delivery of the developer’s report and project documents to cancel, with your deposit refunded less escrow cancellation costs up to $250. Use that month to actually read the documents.
• Thirty-day arbitration opt-out — Separately, you have 30 days from the date of the sales agreement to elect out of its arbitration provisions and its class action waiver. Miss the window and both bind you. Most buyers never learn this exists.
• Construction, walkthrough, and closing — Timelines depend on which home you select. If completion does not occur by the deadline in your sales agreement, cancellation is one of your remedies. Construction defects are covered by a Home Builder’s Limited Warranty administered by Professional Warranty Service Corporation.

The Koa Ridge Community

Koa Ridge is an active construction site and will be for years. The public report discloses that traffic, lights, noise, dust, and vibration may be generated within the community during and after development. If you are buying into an early phase, expect to live alongside the buildout.

Location & Neighborhood

• Off the Ka Uka Boulevard exit from H-2 — freeway access in minutes, which is the whole argument for Central O‘ahu over the West side
• Minutes from the Waipi‘o Costco and Waikele Premium Outlets
• Close to Mililani Town Center and Waipahu Town Center for everyday shopping
• Reasonable reach to Wheeler, Schofield Barracks, and Pearl Harbor for military families

Developer & Project Details

Interested in Puaola at Koa Ridge?

Get the current price sheet, what is actually available in the active release, and help getting your packet ready — or talk through how Puaola compares to Nanea III, Walea II, Ke‘olu, Lau Le‘a, and the resale market nearby. Connect with us before your first visit to the sales office so we can represent you as your buyer’s agent.

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